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RBS (One Account) Conveyancing Lender Panel Compliance Tool

Looking for information about your firm's panel status?

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How can my firm apply to be on the RBS (One Account) Conveyancing Panel?
Check your firm’s panel Status
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How can my firm be reinstated onto the RBS (One Account) Conveyancing Panel?
Check your firm’s panel Status

COMPLETIONmonitor is an online pre- and post-completion checklist for property lawyers. It is supported by professional indemnity insurers. It is a unique risk mitigation tool.

This system assists the way you can demonstrate to lender panels that you are, and can remain fully compliant with their requirements, with automatic updates on RBS (One Account)’s changes. Notwithstanding that utilising the software is not a condition for acceptance on the RBS (One Account) panel, demonstrating you can stay up to date with RBS (One Account)’s Handbook requirements is a helpful support to your application to their lender panel and, more importantly, safeguard your firm’s panel standing.

The software creates real-time alerts, automatically produces regulatory and CQS reports, and will enhance your firm's efficiency. It is also simply to use, cost-effective and, for some firms, leads to reduced PII premiums.

Find a Law Firm approved by RBS (One Account)

Banks and building societies often vary their requirements. The UK Finance Lenders’ Handbook requirements from RBS (One Account) are not guidelines, they are instructions from a client. As with many clients, instructions can change - and they do change, frequently:

A Timeline of Policy Changes


Since 2008, RBS (One Account) has made 929 revisions or additions to sections of their version of the UK Finance Handbook.
That equates to a section change every 2.9 days. In total, 67% of the sections of P2 of the UK Finance Lenders’ Handbook for RBS (One Account) have been changed since 15/12/2008.

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FAQs : The RBS (One Account) Solicitor Panel from members of the public

For what reasons could a firm of solicitors be excluded from the RBS (One Account) approved conveyancing panel?
A survey recently commissioned by the Solicitors Regulatory Authority found that three quarters of law firms had been removed from a lender panel. The top reasons in order are :
  1. Low volume of transactions
  2. the lawyer is a sole practitioner
  3. as part of the HSBC panel reduction
  4. regulatory contact by SRA
  5. accidental removal. We are not aware of the specific or common criteria for removal by RBS (One Account)
Can you clarify something for me?. For no fault of my lawyer but, the conveyancing for my house purchase has been going on for months. The Local Authority Search from RBS (One Account) was issued random date and we have agreed a date for me to move into the property on 6 months + 3. My solicitor says that as she is on the RBS (One Account) conveyancing panel she needs to redo the searches as they are no longer valid.
One of the many conditions to being on the RBS (One Account) approved panel is to comply with the CML Handbook Part 2 obligations (last updated for this lender on RBS (One Account))which states that a local authority search be not more than 6 months old. You should nevertheless ask your lawyer to check whether something called ‘search validation’ indemnity insurance is acceptable to RBS (One Account).
Your search tool is useful but there are many lawyers listed near Middlesbrough on the RBS (One Account) conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for RBS (One Account) ?
We do not recommend specific firms as the right firm for you depends on where your priorities lie. For example you may require a local firm with local knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..
I was due to move into my flat yesterday. My lawyer’s firm is on the RBS (One Account) conveyancing panel but has changed address 8 weeks ago and had not advised RBS (One Account) of their new address. RBS (One Account) is now refusing to release my funds until such time as their systems are up to date with the correct details.
This is as unusual as it is unlucky. The majority of lender Terms of Conveyancing Panel Appointment specifically oblige the solicitor to inform the lender of an address change. Your solicitor needs to treat this with the utmost urgency. Do speak with or register your concern with the senior partner (assuming he or she is not your direct lawyer). Most lenders would be reasonable in this situation and expedite the resolution of this issue. It may be prudent to enlist the help of your local RBS (One Account) branch or your mortgage broker to see if they can help.
Are all solicitor practices on the RBS (One Account) conveyancing panel regulated by the SRA?
As solicitors, in order to be on the RBS (One Account) conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
After shopping around on the internet I have found a solicitor having checked that they are on the RBS (One Account) conveyancing panel. Does my lawyer arrange the survey of the property? Or Having read lots of house buying,I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my solicitor - who is on the RBS (One Account) conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS (One Account) will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS (One Account) will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller. or Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with RBS (One Account) you could contact your them to see if they have a list of approved surveyors.
My offer on house has been accepted, but there is a chain. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties in the pipeline. My conveyancing solicitor has been instructed. What should be my next step? When should I get the mortgage app going with RBS (One Account)?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the RBS (One Account) conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with RBS (One Account) and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.

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